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HomeMy WebLinkAboutDTS-09-149 - Demolition Control App DC09/09/W/GS - 108 Woolwich St~T~x~~~. Deve!©pment& Techrrica~ Services Report To: Date of Meeting: Submitted By: Prepared By: Ward(s) Involved: Date of Report: Report No.: Subject: Development and Technical Services Committee October 26, 2009 Alain Pinard, Interim Director of Planning (519-741-2319) Garett Stevenson, Planning Technician (519-741-3400 x 3158) Bridgeport-Centre (Ward 1) October 15, 2009 DTS-09-149 Building to be ~~ demolished ,:_ . ~~ ~ ~ ~~ ~ ~~~~ ~~~ ~~ ~~ DEMOLITION CONTROL APPLICATION DC09/09/W/GS 108 WOOLWICH STREET HONOR PENELOPE CONRAD RECOMMENDATION: That Demolition Control Application DC091091WIGS requesting permission to demolish one (1) single detached dwelling located at 108 Woolwich Street, owned by Honor Penelope Conrad, legally described as Tract German Company Pt Lot 60 be approved, without conditions. 5-1 BACKGROUND: The subject property is located on the east side of Woolwich Drive near the intersection of Woolwich Street and Bridle Trail. The property is developed with one (1) single detached dwelling. The surrounding area is comprised of low rise residential buildings. The subject property is designated as Low Rise Residential in the Official Plan and zoned Agricultural Zone (A-1) in the Zoning By-law. The applicant has indicated that they would like to demolish the building because it requires major repairs that far exceed the value of the structure, the internal and external walls have large amounts of mould that pose a safety concern, and mould is seeping through the exterior siding through seems in the building. The Applicant would like to demolish the building in order to allow for the potential redevelopment of the site in the future. At this time there are no immediate plans to redevelop this property. In this case, staff are not recommending the standard two year redevelopment condition because the building is in a state of disrepair and staff are satisfied the demolition is justified. Further, staff recognize that prior to redevelopment, the Owner will have to make an application for a Zone Change which can take several months, which may not allow a building permit to be issued within the two year timeline. REPORT: Planning Comments Under the Planning Act, the purpose of demolition control is to maintain residential properties within the municipality and to prevent their premature or unjustified removal. The applicant has stated the property requires substantial work to repair which exceeds the value of the existing structure. Planning staff advises that from past experience demolition is not always followed by timely redevelopment, even if a building permit is issued. In order to ensure timely development, Planning staff often recommends a condition requiring the owner to obtain a building permit. Upon issuance of a building permit, a demolition permit may be issued subject to a significant fine if reconstruction has not been significantly completed within 2 years. A City building official has stated that although the building is in fair condition, it requires a significant amount of work to make habitable again. The demolition of the building would allow the property to be redeveloped with a new residential building, which is in conformity with the City's Official Plan. Seven criteria, as outlined in Council Policy I-1010, are used to evaluate the appropriateness of an application to demolish a residential property in circumstances where no building permit will be issued for a new building on the site. 1. Property Subject to the Ontario Heritage Act The property municipally addressed 108 Woolwich Street is not designated nor is it listed on the Heritage Kitchener Inventory of Historic Buildings and is not designated under the Ontario Heritage Act. 2. Architectural and Historical Value The City's Heritage Planner advises that there are no heritage concerns with this property and has no objections to the demolition. 3. Condition of the Dwelling A Building Inspector visited the subject properties and commented that the building is in fair condition and requires a significant amount of work to make it habitable again. 4. Impact of Demolition on Abutting Properties, Streetscape, and Neighbourhood Stability It is Planning staff's opinion that if the dwelling is demolished the site would have the potential for redevelopment with a more dense residential development. The building in it's current location and position on the property limits the relationship of the building with the streetscape because the structure is significantly smaller that the width of the property. 5. Timeframe of Redevelopment There are no current redevelopment plans for the site. 6. Proposed Use In Terms of Zoning and Compatibility with Adjacent Properties 5-2 The subject property is designated as Low Rise Residential in the Official Plan and zoned Agricultural Zone (A-1) in the Zoning By-law. The redevelopment of this property with a multiple residential dwelling would require a Zone Change. 7. Neighbourhood Consultation All property owners within 60 metres of the subject property were notified of the subject proposal and invited to submit comments. Two written responses were received as a result of the public circulation. The first response was received on September 25, 2009. The respondent is opposed to the demolition application because they are of the opinion that all properties in the City should be subject to the same property standards and that residential dwellings should not be purchased and not maintained. The respondent is of the opinion that the building should not be demolished until the City, the owner, and the neighbours are all in agreement of the redevelopment plans. The second response was received on September 30, 2009 from an adjacent landowner that did not have any objections to the demolition of the building, but rather, wanted to raise concern about the well and sceptic tank in the rear yard. The respondent is also concerned that the redevelopment of the property could affect the water table in the area as there is a creek that runs across the rear of the subject property which dries up in the summer. A copy of all neighbourhood correspondence is provided in Appendix C. All property owners within 60 metres of the subject property will receive notice of the Development and Technical Services meeting dealing with this application for information only. Individuals responding in writing, either in favour of or in opposition to the proposed demolition, will be mailed a copy of the staff report. i ~: . ~ ~~ -.,-- -- -- -- - ~ - - ~~~ ~. -- ~~~ ;, -__ _ .,: - ~~~ U Front View Single Detached Dwelling at 108 Woolwich to be demolished Heritage Comments The property municipally addressed 108 Woolwich Street is not designated nor is it listed on the Heritage Kitchener Inventory of Historic Buildings. Heritage Planning staff have no concerns with the proposed demolition. Fire Comments Fire has no concerns with the demolition of this building. Engineering Comments 5-3 All existing services must be capped, if not being used, prior to the Demolition Permit being issued. Any redundant driveway ramps must be replaced with new curb and gutter. The capping and new curb and gutter will be done by the City and paid for by the owner. Building Inspector Comments A City Building Inspector examined the interior and exterior of the existing single detached dwelling. The property features a 1.5 Storey wood framed house on a poured concrete foundation. An examination of the exterior of the building has revealed that the asphalt shingles are deteriorating and curled at the edges, the siding and fascia are in fair condition with some damage noted at the front of the building, and there is evidence of foundation deterioration at the rear of the building. The building shows some signs of settlement as the roof is sagging and the floors are uneven inside. A majority of the plumbing and electrical fixtures have been removed. There is an oil fired furnace, oil tank, as well as an electric hot water heater in the basement which appear to be newer and maybe in working condition. The foundation wall is cracked and there is evidence of water leakage. The foundation wall has been compromised by some restoration efforts in the past and a large hole has been cut in the rear foundation wall and newer plumbing installed through structural wood framing. There is no kitchen or working bathroom in house. The addition at the rear of the structure may have been built on-grade with little or no foundation. Overall, the building is in fair condition but is in a state of deterioration and would require a significant amount of work to make habitable again. The Building Division has no objections to the demolition of this home. Note that a demolition permit, including the decommissioning of the on-site well and septic, will be required, please contact 519-741-2433 for more information. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are expected with this recommendation. COMMUNICATIONS: Preliminary circulation of the demolition control application was undertaken on September 15, 2009 to internal agencies and all property owners within 60 metres of the subject property. All comments that were received from internal agencies are attached as Appendix B. Two written comments were received from neighbouring landowners as a result of the neighbourhood circulation and is discussed in the Neighbourhood Consultation section of this report and provided as Appendix C. An information letter will be circulated to all property owners within 60 metres of the subject property in advance of the Development and Technical Services Committee Meeting dealing with the subject application. In addition, the all respondents of the neighbourhood circulation will be circulated a copy of the staff report. CONCLUSION: Planning staff is satisfied that the proposed demolition is justified. As such, staff recommends that Demolition Control Application DC09109/W/GS requesting permission to demolish one (1 }single detached dwelling located at 108 Woolwich Street ,owned by Honor Penelope Conrad, legally described as Tract German Company Pt Lot 60 be approved, without conditions. REVIEWED BY: Della Ross, Manager of Development Review ACKNOWLEDGED BY: Jeff Willmer, Interim General Manager Development and Technical Services Department AttarhmPnt~~ Appendix "A"-Demolition Plan Appendix "B" -Internal agency comments Appendix "C" -Neighbourhood circulations comments 5-4 DTS Report No. DTS -(j~{ -~~ .. ... .r~,~ + - appendix « « . - - .. ..~ _ -- _.. --. - . . , ;. .. ~~~U~ ~ ~~ _. _ _. . __w..._____ ._.... ~_....,.._.~..._ _... V~~ l~ ~ j ' ....._.. 27.1 .. _. .. ,. _.~. ~..__.___ _....._.. , ----.... ~.. _ 5 l ~ i ( _.. _ _... G/~... - -- . - i ' ~ 3 ~ ~ _ ~. r r ww ~.... M M L.l. z 1 ~ ~ I ~ ~ ~ ....... \ ~~~~~ ~ I ~ ~? ~..~T o .. ' - -.~-~ I o ~~ ~ N ~ ~ ..__.......f~...: E~fSTiNG ~ ,~ STRUCTURE FDR ,~ o DEMaLITIQN ~,.-. ~ ~ _ ~ ~ I t Q ~ ~ ~ Q ~ ~ , i Q ~ N ~ ~ ~ ~ ~ P.I.N. 22710 0241 , ~ _' ~~~ ,z` ~ ~ ~ _ .~ ,) ~ ~ (f I • `~ _. ~ I _.. i I i ~ ~ ~ _ _ © 3 ... " ~.r ^ rww~ ^I r ^ ~t • IAllrlrl U! ~Alrr ~ 1ArMMA~ a 1' ~A 4 M1r11 R f 'I , ~ N 31'02 30 ~' ~7 1 ~~ Ik -5 (Division Name) DTS Report No. DTS - ~- ~~,~~ Gantt 5tevensan AppEndlX " " ...._ From: Dan Kerr Sent: Thursday, October 15, 2Dg910:56 AM To: Gantt Stevenson Cc: Binu Korah SufJject: FW: Internal Circulation: Demolition Con#ral Application DCf~9109lW1GS -1~$ Woolwich Street Attachments: 10S Woolwich Rear View.jpg;108 Woolwich Front View.jpg;lt)& Woolwich Location Map.JPG;1U8 Woolwich Air Photo.JPG; 1DB Woolwich Demo Plan,pdf Hi Garett, The demolition concerning the property at 1g8 Woolwich Street must fulfill the following conditions :all existing services must be capped, if not being used, prior to the Demolition Permit being issued. Any redundant driveway ramps must be replaced with new curb and gutter, The capping and new curb and gutter wi{) be lane by the City and paid for by the owner. Dan 1 oil sr2oo9 5 - 6 (Division Name) DTS Report No. DTS - ~ - 1 ~1~'~ Appendix " " Gantt Stevenson From: Michelle vllade Sent: Friday, September 25, Z0o9 8:58 AM To, Garett Stevenson Subject: RE: Internal Circulation: Demolition Control Application DC1o91091v1l1GS -108 vllool~rich Street Hi Garett, The property municipally addressed 108 Vvoolv~rich Street is not designated nor is it listed on the HK Inventory of Historic Buildings. As a result, Heritage Planning staff have no concerns with the proposed demolition. Micelle- Michelle Wade, BES Heritage Planner Development and Technical Services Department Planning Division P. 519.741.2839 F, 519.741.2624 TTY. 1-866969-9994 m~chelle.v~~de~kitchener,ca_ 1 oi9i2oo9 5 - 7 (Division Name) DTS Report No. DTS -~~~ Appendix" " Garett Stevenson From: Greg Reitzel Sent: Tuesday, September 15, X009 4:D8 PM To: Garett Stevenson Subject: RE: Internal Circulation: Demolition Control Application DCIO91091v111GS -108 Woolwich Street Fire has no concerns with the demo o this building. Greg Reitzel, FPC~ 1 oi9i2oo9 5 - 8 ~~~~~~c~~?~~7~~a ~ ti~~ `~~ ~ ~ DTS Report No. DTS Appendix ;~ F ~~ vE~y ur rvtt,~~Ctt~t City Hall, Z00 King S~. v1lesf P.4. Box ~ 1 ~8 Kitchener, ON N2G 4G7 Date: September ~, 2009 To: Andrew Plnnell, Garret Stevenson From: Trevor Oakley, Cc: Subject:... ~ 08 viloolwich Street The fallowing is a brief summary of the general conditions of the building. Property Features: • ~ .5 Storey wood framed house on poured concrete foundation. • Ilvell and septic bed House Description. • vvood frame house shows some signs of settlement, roof is sagging same and floors are uneven. • Foundation wall has been compromised by some restoration efforts in the past, a large hole has been cut in the rearfoundationwall and newer plumbing installed through structural wood framing. • Interiors rernaved, no kitchen or working bath in house Exterior Conditions: • Asphalt shingles are deteriorating and curled at the edges • Siding and fascia are in fair condition with some damage noted at the front • Deterioration of foundation noted at the rear. Rear addition may have been built on-grade with little ar no foundation, Interior Conditions: • There is a water closet and bathtub on the main floor, otherwise all plumbing and electrical fixtures have been removed. • There is an oil fired furnace and oil tank in the basement as well as an electric hot water heater, all appear to be newer and may be in working condition. • Foundation wall is cracked and there is evidence of water leakage. Qverall Qbservations: • The house is in a state of deterioration and would require a significant amount of work to make habitable again. Overall condition: Fair Based on the overall condition of the house, location, and concerns from the applicant with regards to vandalism arfire of this home, the Building Division has no objections to the demolition of this home. Note that a demolition permit, including the decommissioning of the on~site well and septic, will be required, please contact 59-~41-2433 for more information. Respectfully, Trevor J. Oakley, C.E.T., CBCO, Municipal Building Official ll, 5-9 DTS Re ort No. DTS ~ ~ ~ ~~ p - ~ - - - ,. . ,.- ~~~~ ~ - Appendix " , - - ~ t :: -- - `~~:~,- ~~~ FAR PR~P~RTY ~wNER ~~IV11ENT ~** - - :y:', ~, ,.Qema~~ition ~~~entr~ ~pplicatian `~`t' ~~DC~9~0911~I~1GS . ~~ DS'~oolu~ich Street If you have any comments on the application and wish to use this sheet to write them down, please do so and send it to the attention of the undersigned. Separate letters are also welcome. Please reply by September 29, 2049. ~~ ~~ ~ ~ ~~ ~~ V~~ ~ ~ ~ ~ .~ ~ ,, ~ c$ ~ ¢ ~ ~ +~ ~~~ ~ , ~ ~~ f /~'~// 1 Z, ~ ~ l~ I ~ ~ ~ ~ ' ~ ! f~ ~~ [~~ I A~ ~ ~~ ~ ~ / i ~ ~ Ty ~ ~ ~~ ~~ • ~~ Y ~ ~ Y 4~i ¢~~// ~ (~F ~ ~ ffj ~~ ~'~~~~~ o ~~ ~ ~~-~ ~ ~ r~r~ ~~ Name ..~„~, please prints ~ ,,~~~ - l Signature ~;. Address ~,~ ~~ ~ ~~ ~ ~"~ - ~ please print .~-. Attention: Garett Stevenson, Planning Technician Mailing: P.~. Box 1 ~ 1$, Kitchener, aN N2~ 4~? Facsimile: 519.?41.2624 Email: garett.stevensan~a kitchener.ca 5-10 Derrtoitiori ~antr~l. ~pp~ication r- ~,~. ;; ~ .. ~ DCQ Y~~4~ wooiwioh Street . if you have any comments on the application and wish to use this sheet to write them down, please do sa and send it to the attention of the undersigned. Separate letters are also welcome. Please rely by September 29, ZoOg. ., ~1 t~ Name _ pease print} . f, ~ Signature i ?! 1 ~ 1 ~ 3 ! n ddress ~ .:~ F ~ ~ ~ ~ ~~ please print} A r...~ ~ ,~ R Attention: Garett Stevenson, Punning Technician Failing: P.4. Bax 111$, l~itchener, ~N N2G 4G7 Facsimile: ~19.741.~~2~ email: garett.stevenson a~kitchener.ca 5-11